, you have yourself a letter.When mailing to absentee owners, or any type of potential seller, it really is about getting your name and message out there repeatedly.

The latest offer we're working on is a purchase price of $400,000. $80,000 down payment due to seller.

Did you ask the broker why does the seller want only cash or hard money?

The latest offer we're working on is a purchase price of $400,000. $80,000 down payment due to seller.

This really isn't the seller's decision it is the bank's you need to have the seller talk to the bank about this or maybe even set up a conference call with the seller and the bank. 

Generally proof of funds and ideally a letter of intent to lend to you, in most cases the seller would see it as a cash offer unless the lender has to approve the specific property you are offering on.

Do more research than you think you need becasuse its easy to make mistakes and its even easier to get taken advantage of by greedy sellers.

I send the sellers letters to fish for future deals and I send the buyers letters to help build my buyers list.Of course those wholesalers that are assigning their deals won't show up in public record.

I've done a few seller finance deals (on the buying side), and it shouldn't be too expensive, maybe $1,000 tops.The terms are whatever you guys agree to. 

Ellie - obtain the funds needed to acquire the property  from friend / relative ...pay seller the  cash ...have a private note set up between yourself and donor)   with specific  terms  for repayment ...make sure the  rate  agreed to is  a realistic  market type rate ) and also make sure that a formal lien is  filed for the loan  and also make sure you formally go into the title  .........I would suggest making a separate agreement / arrangement for the  funds  you are  borrowing for the  construction ......